Makati City remains the crown jewel of the Philippine rental market. In 2026, while other parts of Metro Manila grapple with high vacancy rates, the Makati Central Business District (CBD) and luxury enclaves like Rockwell Center maintain a high demand for high-quality residential units.
Because of this prestige, landlords and property management companies in Makati are particularly meticulous when it comes to tenant screening. Whether you are a local professional, an expat, or a corporate entity, arriving at a viewing with a complete “Tenant Portfolio” can be the difference between securing your dream unit or losing it to a faster applicant.
Below is the comprehensive guide to the documentation required for a smooth rental process in Makati.
The Primary Documentation Checklist
For most residential leases in Makati, especially in high-end condominiums within Salcedo and Legazpi Village, you will be expected to provide the following “Basic Four”:
1. Valid Government-Issued Identification
Landlords require at least two forms of valid ID to verify your identity and civil status. In the Philippines, not all IDs are created equal.
For Locals: The PhilSys National ID, Passport, Driver’s License, and UMID are the most preferred.
For Expats: Your Passport is mandatory. Additionally, most landlords will ask for your ACR I-Card (Alien Certificate of Registration) or a valid Work Visa (9G) to ensure you have the legal right to stay for the duration of the lease.
2. Proof of Income and Financial Capacity
Landlords in Makati prioritize financial stability. You need to prove that the monthly rent (which can range from ₱35,000 for a studio to over ₱150,000 for a prime 2-bedroom) will not cause “unreasonable rent burden.”
Employed Individuals: Provide a Certificate of Employment (COE) stating your position and monthly salary, along with your last three months of payslips.
Self-Employed/Business Owners: You will need your DTI or SEC Registration, the latest Income Tax Return (ITR), and Audited Financial Statements.
Foreigners: A local bank statement or a work contract from a Philippine-based entity is highly recommended.
3. Notarized Lease Contract
In the Philippines, a lease agreement is a legally binding document under the Civil Code.
The Importance of Notarization: For a contract to be “publicly recognizable” and enforceable in court, it must be notarized by a Philippine Notary Public. Usually, the landlord handles the notarization, but the cost (around ₱500 to ₱2,000) is sometimes split or shouldered by the tenant.
Key Clauses: Ensure the contract clearly defines the Lease Term, Security Deposit, and Association Dues responsibility.
4. Post-Dated Checks (PDCs)
While digital transfers are rising, the Post-Dated Check remains the “Gold Standard” for rent payment in Makati.
The Requirement: Most landlords require 11 to 12 checks upfront, dated for each month of the lease.
Tip for Expats: Opening a local checking account can take time. If you don’t have PDCs yet, some landlords may accept a bank transfer or GCash/Maya payments for a few months, provided you pay a larger advance.
Specific Requirements for Different Tenant Types
| Tenant Category | Additional Documents Needed |
| Expatriates | ACR I-Card, Work Visa, and often a Letter of Intent from the employer. |
| Corporate Leases | Secretary’s Certificate (authorizing the signatory) and Articles of Incorporation. |
| Students | Parent’s ID, Proof of Enrollment, and a Parental Guarantee (Co-signer). |
| Digital Nomads | Bank statements (6 months) and Proof of Billing from a previous residence. |
The 2026 Regulatory Landscape: Rent Control and Rights
It is important to know your rights as a tenant under the latest 2026 regulations.
The 1% Rental Cap
As of January 1, 2026, the National Human Settlements Board (NHSB) has set a maximum rent increase of 1% for residential units with a monthly rate of ₱10,000 or less, provided the same tenant occupies the unit. While most Makati CBD units exceed this price point, this cap protects those in the city’s peripheral barangays (like Guadalupe or Pio Del Pilar).
Association Dues and VAT
In Makati, Association Dues (which cover security, pool maintenance, and elevator use) typically range from ₱80 to ₱200 per square meter.
VAT (12%): If the monthly rent exceeds ₱12,800 (a threshold often adjusted by the BIR), it may be subject to VAT. Always ask if the “asking price” is VAT-inclusive or VAT-exclusive.
The “Move-In” Protocol: Building Admin Requirements
Once the lease is signed, the final hurdle is the Building Administration Office. High-rise towers in Makati have strict security protocols for new residents.
Move-In Permit: A form signed by both the owner and the tenant.
Inventory List: A documented “walk-through” of the unit’s condition. In 2026, many property managers use digital apps to take photos of existing scratches or appliance conditions to avoid deposit disputes later.
Vaccination or Health Clearance: While pandemic-era rules have eased, some high-end buildings still require basic health declarations or proof of identity for all regular occupants (including househelp).
Conclusion: Preparation is the Key to Luxury
Renting in Makati is a professional transaction. By organizing your Valid IDs, Proof of Income, and PDCs before you start your search, you signal to landlords that you are a low-risk, high-value tenant.
In a market as competitive as Makati’s Salcedo or Rockwell, the tenant who has their paperwork ready is usually the one who gets the keys.
